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Chapter D3

General Controls for

Neighbourhood and Mixed Use Centres

Part D Business Centres

CHAPTER D3 APPROVED ON 27 APR IL 2015

AND COMMENCED ON 23 MAY 2015

Part D | Business Centres D3 | General Controls for Neighbourhood and Mixed Use Centres

23 May 2015 Woollahra Development Control Plan 2015

Chapter D3 General Controls for

Neighbourhood and Mixed Use Centres

Contents

D3.1 INTRODUCTION ........................................................................................ 1

Land where this chapter applies ........................................................... 1 D3.1.1

Relationship to other parts of the DCP .................................................... 1 D3.1.2

How to use this chapter...................................................................... 3 D3.1.3

D3.2 USES ...................................................................................................... 4

D3.3 STREET CHARACTER .................................................................................. 6

D3.4 BUILT FORM ............................................................................................ 9

D3.5 BUILDING ARTICULATION .......................................................................... 14

D3.6 HERITAGE AND CONTRIBUTORY BUILDINGS ................................................... 16

D3.7 ACOUSTIC AND VISUAL PRIVACY ................................................................. 18

D3.8 LANDSCAPED AREA AND PRIVATE OPEN SPACE ............................................... 22

D3.9 CAR PARKING AND VEHICULAR ACCESS ......................................................... 24

D3.10 SITE FACILITIES ...................................................................................... 28


23 May 2015 Woollahra Development Control Plan 2015 D3 pg.1

D3.1 Introduction

This is Chapter D3 of the Woollahra Development Control Plan 2015 (DCP), Part D Business

Centres.

This chapter contains controls for twelve centres, zoned either B1 Neighbourhood Centre or

B4 Mixed Use under the Woollahra Local Environmental Plan 2014 (LEP).

The controls in this chapter must be read in conjunction with the controls in Chapter

D1 Neighbourhood Centres and Chapter D2 Mixed Use Centres.

Land where this chapter appl ies D3.1.1

This chapter contains controls for the following centres, as identified on Map A (see next page):

Hopetoun Avenue, Vaucluse;

South Head Roundabout, Vaucluse;

Vaucluse Shopping Village, Vaucluse

Plumer Road, Rose Bay;

O’Sullivan Road, Rose Bay;

Streatfield Road, Bellevue Hill;

Bellevue Hill Shops, Bellevue Hill;

Manning Road, Woollahra;

Darling Point Road, Darling Point;

New South Head Road Corridor, Edgecliff;

Rose Bay North, Rose Bay; and

Rose Bay South, Rose Bay.

Relat ionship to other parts of the DCP D3.1.2

This chapter is to be read in conjunction with the other parts of the DCP that are relevant to the

development proposal, including:

Part B: Chapter B3 General Development Controls, but only if the proposal relates to an

Inter-War flat building (refer to Section B3.8 Additional controls for development other than

dwelling houses).

Part D: Chapter D1 Neighbourhood Centres OR Chapter D2 Mixed Use Centres, depending on

the location of the proposed development.

Part E: General Controls for All Development – this part contains chapters on Parking and

Access, Stormwater and Flood Risk Management, Tree Management, Contaminated Land,

Waste Management, Sustainability, Signage and Adaptable Housing.

D3 | General Controls for Neighbourhood and Mixed Use Centres Part D | Business Centres

23 May 2015 D3 pg.2 Woollahra Development Control Plan 2015

Part F: Land Use Specific Controls – this part contains chapters on Child Care Centres,

Educational Establishments, Licensed Premises and Telecommunications.

MAP A Land where Chapter D3 applies



How to use this chapter D3.1.3

This chapter establishes controls for:

uses;

street character;

built form;

building articulation;

heritage and contributory buildings;

acoustic and visual privacy;

landscaped area and private open space;

car parking and vehicular access; and

site facilities.

The controls in this chapter comprise the following elements:

Explanation of the topic:

This provides background information on why the topic is important and how it is relevant to

building design. The explanation helps determine how the general controls should be applied

to development.

Table of objectives and controls:

The objectives describe the outcomes that proposed development is required to achieve.

Applicants need to demonstrate how their development fulfils the relevant objectives for

each topic. The controls represent specific ways in which a development proposal can meet

the objectives. The intent of the controls must be interpreted in the context of the topic's

objectives.

Development is required to address all the relevant controls. Where there is a disparity between

these general controls and the centre specific controls in Chapters D1 and D2, the centre specific

controls take precedence over the general controls.



D3.2 Uses

Land zoned B1 Neighbourhood Centres and B4 Mixed Use generally consists of a mix of small scale

shops and commercial premises at street level with residential dwellings or offices above.

Centres with continuous ground level retail frontage offer the benefits of safety, commercial

activity and street life. Incorporating housing on the upper levels can also make a significant

contribution to the local character, provide street surveillance and contribute to night time

activity in the centres.

Objectives Controls

O1 To promote a mix of residential and non-

residential land uses that helps preserve

the commercial viability of centres

O2 To maintain continuous retail or

commercial uses at street level.

O3 To ensure that buildings and spaces are

designed to be durable and adaptable.

C1 At ground floor, the building is designed

for retail or other active uses on the

primary street frontage.

C2 Residential uses on the ground floor are

limited to areas providing access to

residential uses above, or areas to the

rear of the retail or other active uses.

These areas for residential use must not

compromise the achievement of active

street frontages, or the commercial

viability of the ground floor area that

provides the active street frontage.

C3 At the first floor, the building is generally

designed to accommodate residential

uses.

C4 At the second floor and above, the

building is designed to accommodate

residential uses.

C5 Development provides a range of

residential accommodation types and

forms (such as multi-level dwellings on

the upper storeys).

O4 To encourage activities are compatible

with mixed use developments that

contain residential.

C6 The land use is consistent with the

desired future character of the centre.

C7 Development minimises conflict between

the functional and access demands of

residential and non-residential occupants.



Objectives Controls

O5 To preserve the small shop character of

neighbourhood centres.

C8 The commercial frontage at street level

for individual commercial and retail units

matches the traditional subdivision

pattern.

C9 Commercial and retail premises less than

200m² have a depth to width ratio

between 1:1 and 3:1.



D3.3 Street character

The streetscape refers to the collection of visible elements that form the street, including the

form and treatment of buildings, setbacks, fences and walls, landscaping and trees, driveway and

street layout and surfaces, utility services and street furniture such as lighting, signs, barriers and

bus shelters.

Streetscape quality helps to provide local amenity and identity. Good quality street environments

are particularly important in our business centres where the community gathers and interacts.

Safeguards are needed to ensure that the streetscape qualities of new development are

compatible with the desired future character of the centre.

Good development contributes to a cohesive streetscape and desirable pedestrian environment.

New development should recognise predominant streetscape patterns, such as building form,

roof design, front setbacks, awnings and predominant materials to ensure a cohesive streetscape

character.

Creating attractive and lively street environments can help to slow traffic, foster the use of

streets as places for social interaction and encourage pedestrian and cyclist activity.

Objectives Controls

O1 To ensure development contributes to

active and desirable pedestrian

environments.

O2 To create an active interface between

ground level retail or commercial

properties and the street.

C1 The building is located as close to the

street alignment as possible to promote

interaction between pedestrians and

shopfronts.

C2 Development includes display windows

with clear glazing to ground floor retail

and commercial premises, with a

maximum sill height of 0.7m.

C3 The building has a clear street address

and the entry to upper level development

is well defined at the street frontage.

C4 Access to upper level uses does not

occupy more than 20% of the ground floor

frontage.

C5 Vehicle access is not off the active street

frontage. Vehicular entries are from a

secondary street, are discrete and

minimise conflicts with pedestrians.



Objectives Controls

O3 To ensure development contributes to

cohesive streetscapes.

O4 To ensure development responds to

predominant streetscape qualities and

contributes to the desired future

character of the centre.

C6 Development continues the predominant

built form character of the street,

including front setbacks, awnings,

parapet lines, floor to ceiling heights

and roof pitches.

C7 Development maintains the predominant

balance of horizontal and vertical

proportions in the street.

C8 Development to re-use an existing

building reinstates missing façade

elements and decorative details.

C9 The design of the building facade uses

materials that are compatible with the

existing development context.

O6 To ensure that the colour of the building

facade is not intrusive or unreasonably

dominant within the streetscape, and is

compatible with the desired future

character of the centre.

C10 The external painting of a building in

bright colours, corporate colours or

fluorescent colours is avoided.

C11 Any individual business branding and

identity in external painting and colour

schemes is subordinate to the main colour

schemes in the street.

Note: Also refer to the signage controls in

Part E7 of the DCP, Section 7.2.2 When

external painting of a building constitutes

a wall sign.

O7 To provide an attractive and comfortable

pedestrian environment.

C12 Development provides awnings as

indicated for each centre in Chapter D1

or D2 and the street sections where

relevant.

C13 Awning design is a solid suspended steel

box type section, with a minimum soffit

height of 3.2m.

C14 Awning height provides continuity with

adjoining properties, follows the street

grade, and is of sufficient depth to

provide good shade and shelter to

pedestrians (see Figure 1 below).

C15 Under awning lighting is included; either

recessed into the soffit of the awning or



Objectives Controls

wall mounted on the building.

C16 Development protects existing street

trees and includes streetscape

improvements.

C17 Development includes advanced tree

planting in the footpath.

O8 To ensure a safe environment by

promoting crime prevention

through design.

C18 Building design incorporates windows to

overlook the public domain on all street

frontages.

C19 Security features at ground level

complement the design of the façade and

allow window shopping and the spill of

light into the street out of business hours.

C20 Building design avoids dead edges at

ground floor level, such as car parking

frontages, blank walls and recessed

spaces.

O9 To ensure that signage and structures

do not compromise the visual amenity of

the streetscape.

C21 Refer to Part E of the DCP, Chapter E7

Signage.

FIGURE 1 Awning design – suspended steel box section

type with a minimum soffit height of 3.2m



D3.4 Bui lt form

The building height, floor space ratio (FSR) and setbacks establish the building envelope.

The built form of the development sits within the envelope and is moulded to respond to the

site context.

The maximum building height and FSR are set by Woollahra LEP 2014. This part of the DCP

contains front, side and rear setbacks and articulation controls, as well as design guidelines for

streetscape presentation, roof forms and amenity.

The maximum floor space ratios in Woollahra LEP 2014 are not “as of right”. To achieve the

maximum permissible floor space ratios, a development should satisfy the relevant controls

applicable to the land.

The gross floor area of a development is to be contained wholly within the building envelope

generated by the maximum building height in Woollahra LEP 2014 and the controls for building

footprint, building storey height, and front, side and rear setbacks specified in this chapter of

the DCP.

The permissible gross floor area for each site is generally 80% of the theoretical floor space

achievable within the building envelope. The 20% balance allows for building articulation and

design elements which contribute to well designed buildings and allow for design flexibility to

address amenity issues for both existing and new buildings.

The desired built form for the B1 neighbourhood and B4 mixed use centres is illustrated in the

street sections (in Parts D2 and D3). These have been prepared having regard to the following

key characteristics of the centres:

Buildings are generally row buildings with the massing concentrated to the street frontage.

Typically built from side boundary to side boundary along the street frontage, clearly defining

the edges of the street. In many centres strong corner buildings provide termination to the

row and emphasise the corner.

Built form at the rear of the sites is generally less bulky and provides a transition to

residential sites.

Articulated parapets and hipped roof forms contribute to the urban character.

The built form controls in the DCP accommodate a mix of uses in the centres. The deep ground

level floorplates are suitable for retail and commercial uses, whilst the upper level floorplates

provide for more natural light and ventilation, and are suitable for residential uses.

Car parking above ground is not encouraged. If car parking is proposed at or above ground level

(i.e. within the building envelope) the development may not achieve its maximum permissible

floor space. Council will not support a larger building envelope to provide for additional floor

space.



Objectives Controls

O1 To achieve a built form of a scale and

character in keeping with the desired

future character of each centre.

O2 To relate new development to existing

building lines and grades along the street

frontage.

C1 Development complies with the street

section drawings for the centres in

Chapter D1 and D2.

C2 The design of the building footprint

minimises cut and fill, and establishes

ground floor levels that generally

correspond to those of adjoining buildings.

C3 The building achieves, but does not

exceed, the height along the primary

street frontage identified in the street

sections in Chapter D1 and D2.

C4 The floor to ceiling height of ground floor

development is at least 3.6m, to allow for

changes in tenancy.

C5 Development complies with front

setbacks identified in the street sections

in Chapter D1 and D2.

C6 The front setback defines a coherent and

consistent alignment to the public domain

and accentuates street corners.

C7 Where an upper level setback is required,

that setback alignment is parallel to the

street boundary alignment.

C8 A rear setback of at least 3m, increasing

by a minimum of 1.5m for each level

above ground floor level, is provided if

the rear of the site adjoins land zoned for

residential or public open space purposes.

C9 Where development is permitted along

rear lanes, it does not exceed a wall

height of 7.2m.

C10 A side setback of at least 1.5m applies at

all levels above 2 storeys, where the side

setback immediately adjoins residential

zoned land.

Note: For development in the New South

Head Road Corridor, Edgecliff, C9 and

C10 do not apply, instead refer to

Chapter D2 Mixed Use Centres.



Objectives Controls

C11 Rear setbacks provide:

a) vehicle access to the rear of lots

(where practical); and

b) deep soil landscaped areas where

blocks adjoin residential areas or

public open space.

C12 Pergolas, sunscreens, privacy screens or

planters or the like, must not:

a) increase building bulk;

b) exceed the maximum building height;

c) significantly affect views from

adjoining properties, the immediate

vicinity or from nearby ridges.

O3 To protect solar access to adjoining

residential zoned land in winter.

C13 Where already existing, access to sunlight

is maintained for a minimum period of

two hours between 9am and 3pm to

private open space of adjoining

properties. Where existing overshadowing

is greater than this, access to sunlight is

not further reduced by new development.

O4 To protect significant views and vistas. C14 Development maintains the significant

views and vistas identified on the maps

for the centres in Chapter D1 and D2.

O5 To encourage building massing and

articulation that creates strong corner

buildings.

C15 If a corner building, the design reflects

the street geometry, topography, sight

lines and skyline elements.

C16 Street corners are strengthened by

massing and building articulation to

both frontages.

C17 Development on a corner site achieves

the maximum prescribed height to

both frontages.

Note: Bonus floor space ratio applies to

some corner sites to encourage

development of prominent corner

buildings. Refer to Woollahra LEP 2014

clause 4.4B.



Objectives Controls

O6 To promote building forms that provide

quality internal environments and allow

natural day lighting, natural ventilation

and visual and acoustic privacy to

dwellings.

C18 Habitable rooms have a minimum floor to

ceiling height of at least 2.7m.

C19 Development for residential uses

generally provides a building depth up to

12m including the articulation zones.

Where building depth exceeds 12m,

the applicant must demonstrate how

satisfactory daylight and natural

ventilation is to be achieved.

C20 Development includes courtyards at

ground and first floor level to provide

natural lighting and ventilation. Light

wells as the main source of lighting and

ventilation to dwellings are avoided.

C21 Primary door and window openings in

residential living areas are located

towards the street and/or rear lane and

protect privacy. Living areas with primary

openings that face a shared side boundary

are avoided.

C22 Roof terraces adjoin habitable space that

is on the same floor level. Development

does not include a rooftop terrace that is

only accessed from a stairway and/or lift.

O7 To encourage roof design that creates a

distinctive silhouette to buildings.

O8 To ensure that plant and service

equipment on roofs is not visually

intrusive.

C23 The floor level of the uppermost

habitable storey is 3.5m or more below

the maximum building height to

accommodate a roof form that is visually

interesting and articulated.

C24 The profile and silhouette of the parapet,

eaves and roof top elements are

integrated in the roof design.

C25 Where a pitched roof is proposed, the

angle of the pitch is compatible with the

existing development context.

Note: The building form including parapet

and plant and lift overruns must be

contained within the envelope height.

Refer to LEP definition of building height.



Objectives Controls

C26 Communication devices, antennae,

satellite dishes, chimneys, flues and the

like are not readily visible from the public

domain.

O9 To ensure that the use of glazing does not

cause unreasonable glare.

C27 The building or its façade does not result

in glare that causes discomfort or

threatens safety of pedestrians or drivers.

Note: A reflectivity report analysing

potential glare from the proposed new

development on pedestrians or motorists

may be required to be submitted with

the development application.

O10 To ensure that the significant

characteristics of Inter-War flat buildings

are retained and protected.

C28 If development relates to an Inter-War

flat building, the additional controls for

Inter-War flat buildings in Part B, Chapter

B3 General Development Controls of this

DCP also apply (refer to Section B3.8

Additional controls for development other

than dwelling houses) .

O11 To ensure no adverse geotechnical or

hydrogeological impacts on any

surrounding property and infrastructure

as a consequence of the carrying out of

development.

C29 Excavation below 2m and/or within 1.5m

of the boundary is accompanied by a

geotechnical report and a structural

report to demonstrate that the works will

not have any adverse effect on the

neighbouring structures.

Note: Council may identify other

circumstances where these reports are

required. All reports must be prepared in

accordance with Council’s guidelines.

Council may also require the preparation

and submission of a pre-commencement

dilapidation report for properties

neighbouring the development.

O12 Housing and buildings are to be accessible

and useable by all people in the

community, including people with

disabilities.

Refer to the Disability (Access to Premises

- Buildings) Standards 2010, National

Construction Code, and Part E of this

DCP, Chapter E8 Adaptable Housing.



D3.5 Bui ld ing articu lation

Building articulation refers to the three dimensional modelling of a building façade. Building

articulation along the street frontage establishes the relationship between a building and the

street, through the use of elements like wall offsets, entry porches, loggias, balconies and

bay windows.

Traditionally, buildings in the Zone B1 Neighbourhood Centres and Zone B4 Mixed Use are built to

the street alignment with recessed balconies on the upper levels.

Articulation zones allow for the design of accessible and comfortable private outdoor living areas,

which contribute to the liveability of residential dwellings located in business centres.

The articulation zones, through the combination of internal and external elements, also provide

for more interesting and well designed buildings. Internal elements include habitable rooms,

entries, bay windows and glazed balcony. External elements within the area for building

articulation include balconies, terraces, verandahs, loggias, decks, porches, external access

stairs, solar protection elements such as roof overhangs, external louvered walls, screens,

awnings and deep reveals, decorative architectural elements such as corbelling, projecting sills

and expressed window openings.

The street section drawings in Chapters D1 and D2 of this DCP identify the area for building

articulation for some centres.

Objectives Controls

O1 To create a strong street address and

enrich the character of the centre

through appropriate building articulation.

O2 To encourage good building design and

limit building bulk through articulation.

C1 Building articulation is provided as

indicated in the street sections for the

centres in Chapter D1 and D2 of the DCP.

C2 The building at the street elevation is

significantly articulated to provide depth

and interest to the building form.

The building articulation area includes

a combination of external and internal

elements.

C3 Building design responds to environmental

conditions such as orientation, noise,

privacy and views, natural ventilation

and solar access.

C4 The façade is richly articulated and

expresses the different levels of the

building and/or its functions.

C5 Architectural detailing and balconies do

not project more than 500mm beyond

the prevailing building line.



Objectives Controls

C6 Where boundary walls are visible, these

include modelling. Blank boundary walls

are avoided.

FIGURE 2 Recessed balcony

FIGURE 3 Part projecting balcony



D3.6 Heritage and contributory bui ldings

Council supports the conservation of the rich mixture of buildings and places of special

significance within the municipality. Woollahra LEP 2014 contains controls for the conservation of

heritage items and heritage conservation areas (HCA). Development involving a heritage item or

located within a HCA must also comply with the provisions in the LEP.

In addition to the heritage items, there are contributory buildings in heritage conservation areas.

These are buildings that are notable, of architectural merit, may belong to a group of buildings

that together define a street corner, are well built using quality materials, or have distinguished

features that remain substantially intact.

The contributory buildings are identified in the descriptions of each centre in Chapters D1

and D2.

Council promotes historic continuity to maintain the local identity of our neighbourhood and

mixed use centres. Development should seek to retain these buildings and enhance their

architectural features.

Development involving a heritage item, or contributory building, will require a statement of

heritage impact to be lodged with the development application.

Objectives Controls

O1 To protect and enhance items of heritage

significance and contributory buildings.

O2 To ensure development conserves or

enhances items and areas of special

architectural, social, cultural or historic

interest.

O3 To encourage ensure that contributory

buildings are retained and adaptively

reused in a manner that respects the

significance of the building.

C1 The significance of the heritage item or

contributory building is not compromised

by the proposed development,

particularly in regards to building bulk,

scale, design, setbacks, external colours

and finishes.

C2 The upgrade or re-use of the heritage

item or contributory building retains and

enhances the architectural and

streetscape value of the building.

C3 Development involving the re-use of a

contributory building reinstates missing

façade elements and decorative details.

C4 Demolition of a contributory building is

avoided.

Note: Council discourages the demolition

of contributory buildings. An application

to demolish a contributory building must

clearly demonstrate that development

would provide a replacement building of

higher quality (than the contributory

building) with respect to streetscape



Objectives Controls

character, architectural design, internal

and external amenity, flexibility of uses,

material quality and construction.

Also refer to Woollahra LEP 2014 for

development involving a heritage item.

O4 To support new building design that

responds to, and complements, the

form and character of heritage and

contributory buildings.

C5 Development adjacent to a heritage item

or contributory building is sympathetic in

scale, alignment, detailing and materials.

Note: Also refer to Woollahra LEP 2014

for development in the vicinity of a

heritage item.



D3.7 Acoustic and visual pr ivacy

Privacy is a major determinant of the ability of residents and neighbours to enjoy their home.

Privacy refers to both acoustic and visual privacy. The privacy needs of residents and neighbours

should influence all stages of design, from the location of dwellings and the placement of

windows and private open space through to the selection of materials and construction

techniques.

Visual privacy can be achieved by:

layout that avoids overlooking;

screening; and

separation.

The level of acoustic privacy depends on the location and design of habitable rooms relative

to noise sources such as common areas in the development, restaurants and cafes, late trading

hours and major roads.

Residential accommodation in mixed use areas is likely to be subject to a certain level of activity

noise associated with the uses that mixed use business areas accommodate such as cafes,

restaurants and late trading hours. The resulting amenity impacts can be substantially mitigated

by good design.

Council may require a Noise Impact Assessment as part of the development application to identify

potential noise impacts and demonstrate how noise will be managed.

Objectives Controls

O1 To ensure adequate separation between

dwellings for acoustic and visual privacy.

C1 Where a development involves two or

more separate buildings the minimum

distance between windows facing each

other is:

a) 6m between non-habitable rooms;

b) 9m between habitable and

non-habitable rooms; and

c) 12m between habitable rooms.

Refer to Figure 4.

O2 To ensure adequate acoustic privacy for

occupants and neighbours.

O3 To encourage building design,

construction and use of materials that

minimise conflicts between commercial

and residential uses.

C2 The building is sited and designed to

minimise the transmission of external

noise to other buildings on the site and

on adjacent land.

C3 The internal layout of rooms, courtyards,

terraces and balconies, the use of

openings, screens and blade walls, and

choice of materials, is designed to



Objectives Controls

minimise the transmission of noise

externally.

C4 The bedroom areas are separated, by way

of barriers or distance, from on-site noise

sources such as active recreation areas,

car parks, vehicle access-ways and

service equipment areas.

C5 Noise impact associated with goods

delivery and garbage collection,

particularly early morning, is minimised.

C6 For a restaurant or café, the design and

operation minimises the impact of noise

associated with late night operation on

nearby residents.

C7 A rear courtyard is only permitted for

restaurant or café use if Council is

satisfied that the use and hours of

operation will not a have an unreasonable

impact on residential amenity.

Note: Council may require a Noise Impact

Assessment as part of the development

application.

O4 To ensure adequate visual privacy for

occupants and neighbours.

C8 Views to adjacent private open space are

protected and screened consistent with

Figure 5 below.

C9 Visual privacy is protected by providing

adequate distance between opposite

windows of neighbouring dwellings where

a direct view is not restricted by

screening or planting.

C10 Windows and balconies of upper level

dwellings are designed to prevent

overlooking of the private open space of

any lower level dwellings directly below,

and within, the same development.

C11 Balconies are located and designed to

provide privacy for occupants of the

building when viewed from the street or

nearby public space.



FIGURE 4 Minimum distances for visual and acoustic privacy in mixed use centres

Source: AMCORD, 1995

s t r e e t s t r e e t

Habitable room

A room used for normal domestic

activities that includes: a bedroom,

living room, lounge room, music room,

television room, dining room, sewing

room, study, playroom, sunroom and

kitchen.

Non-habitable room

A room of a specialized service nature

occupied neither frequently nor for

extended periods, including a

bathroom, laundry, water closet, food

storage pantry, walk in wardrobe,

corridor, hallway, lobby or clothes

drying room.



FIGURE 5 Acceptable screening of views to adjacent open spaces

FIGURE 6

Ensure adequate separation between unscreened

balconies. Privacy at ground floor level provided by

suitable sill heights and planting

FIGURE 7

Careful location of balconies can increase privacy and

reduce their separation

FIGURE 8

Vegetation and balcony screening can increase separation

to ensure privacy



D3.8 Landscaped area and private open space

Landscaped area in Woollahra LEP 2014 means “a part of a site used for growing plants, grasses

and trees, but does not include any building, structure or hard paved area”. Deep soil

landscaped area is the area of the site that contains landscaped area which has no above ground,

ground level or subterranean development.

The landscaped area within developments may comprise both communal and private open space

areas. Landscape treatment helps to determine the amenity of individual dwellings,

define private and public areas, reinforce or screen views and define local character.

The amount and composition of landscaped area also play important roles in stormwater

management, the energy efficiency of developments and access to sunlight.

Private open space is the area of land or of a building (such as a balcony or uncovered roof

terrace) belonging to a dwelling and intended for the exclusive use of the occupants of the

dwelling. It should be located and designed so as to offer visual privacy to the occupants.

Common open space is useable shared open space for the recreation and relaxation of residents

of a development; the common space is generally under the control of a body corporate or

equivalent.

The location and design of private and common open space should contribute to the amenity of

the development.

Objectives Controls

O1 To enhance the appearance, amenity and

energy efficiency of housing through

landscaped area.

C1 Deep soil landscaped area comprises at

least 10% of the site area, with the

exception of Hopetoun Avenue, where at

least 15% of the site area is deep soil

landscaped area.

O2 To ensure the adequate provision of

accessible and useable private and

communal open space.

O3 To provide for the amenity of occupants.

C2 Part of the private open space serves

as an extension of the dwelling and is

directly accessible from the main living

area of the dwelling.

C3 Communal open space is centrally

located and easily accessed by all

building occupants.

C4 The minimum area of above ground

private open space is determined by the

dwelling size as outlined below:

a) small dwelling (less than 60m²)—8m²;

b) medium dwelling (60m² to 80m²)—

12m²; and



Objectives Controls

c) large dwelling (more than 90m²)—

16m².

C5 The preferred depth of the required

above ground private open space is 2.4m.

The minimum permissible depth is 1.8m.

C6 Development provides at least one

balcony, terrace, loggia, roof terrace,

deck or the like for each dwelling, within

the area nominated for building

articulation area. This open space is

accessible from a main living area.

O4 To retain important existing mature

trees, vegetation and other landscape

features.

C7 Existing significant trees and vegetation

are incorporated into the proposed

landscaped area and treatment.

O5 To enhance stormwater management.

O6 To increase opportunity for landscaped

areas at ground level to improve amenity

for building occupants and neighbours.

C8 Wherever possible car parking is located

under the building footprint to maximise

deep soil landscaped area.

Note: At grade car parking will only be

considered where the applicant

demonstrates that it is unreasonable to

locate parking below ground and the

minimum deep soil landscaped area is

provided elsewhere on the site.



D3.9 Car park ing and vehicular access

The neighbourhood centres and mixed use centres are generally located on or close to public bus

transport routes. This helps limit car use and encourages other modes of transport, such as

walking, cycling and public transport, helping to improve local amenity and minimise pollution

and the use of non-renewable energy sources.

Council’s car parking requirements aim to satisfy the parking demand likely to be generated by

development, whilst recognising that opportunity for on-site parking is limited in many of the

centres.

Parking areas, accessways and servicing facilities must be designed carefully so that they do not

detract from the appearance of the development or the streetscape, and do not disrupt the

continuity of the retail frontage or pedestrian movement.

In particular, vehicle access to a development site from the primary street is not permitted; this

protects the continuous active retail frontages important for centres. Where there is no rear

lane or side street access, this may restrict the potential for development that requires on-site

parking or on-site loading facilities.

Where the parking involves excavation, Council will normally require geotechnical report

prepared in accordance with the Council’s ‘Guide for preparing Geotechnical and

Hydrogeological Reports’. The preparation and submission of pre-commencement and

post-completion dilapidation reports for properties adjoining and neighbouring the development

will generally be applied as a standard condition of consent.

Objectives Controls

O1 To ensure that developments generating

vehicular traffic make adequate

provision for the off-street parking

and servicing needs of its occupants

and users, including visitors, employees

and deliveries.

O2 To ensure the safe and efficient

movement of vehicles within, entering

and leaving properties.

C1 Development complies with the provisions

in Part E of the DCP, Chapter E1 Parking

and Access.

Note: This includes parking generation

rates for the commercial and residential

components of development, design

requirements and loading and servicing

provisions.

A parking concession may be granted for

mixed use buildings when overlapping

parking demand will occur for different

uses or complementary use of spaces will

occur for uses with different peak parking

demand times.



Objectives Controls

O3 To maximise retail frontage to primary

streets and provide for continuous retail

street frontages.

C2 Access to on-site car parking and

servicing facilities is provided from rear

lanes or secondary streets.

O4 To ensure that on-site car parking and

driveways do not dominate or detract

from the appearance of the development

and the local streetscape.

C3 Access to development is provided by one

driveway only. The driveway is no wider

than 6m wide.

C4 On-site parking areas are provided below

ground where possible, and car parking is

not located on any level above the

ground level.

C5 On-site car parking areas are not visible

from the main street frontage.

C6 Facades screening car parks from the

street are of high quality and allow

natural lighting and ventilation.

C7 Access to on-site car parking and

servicing facilities is designed

perpendicular to the street alignment

and does not ramp along a street or lane

alignments.

Note: In the case of small lots,

consideration should be given to

amalgamation of car parks and access

and egress points.

O5 To maximise pedestrian and resident

safety and amenity.

C8 Car parking and driveway areas are

located and designed to:

a) minimise disruption to pedestrian

movement, safety, and amenity;

b) preserve existing trees and

vegetation; and

c) complement the desired future

character for the precinct described in

in Chapters D1 and D2.

C9 Servicing facilities for non-residential

uses are located and designed to protect

the amenity of residents.

C10 Residential parking areas are secure and



Objectives Controls

separate from non-residential vehicle

parking and servicing areas.

O6 To encourage the provision of walking

and cycling facilities.

C11 A dedicated bicycle rack or area is

provided in a convenient location at the

rate of 1 bicycle space per 25 car spaces.

O7 To limit sub-surface excavation and

impacts on adjoining properties and

structures

C12 The area of site excavated for the

purposes of underground car parking is

limited to the building footprint of the

development.

C13 Excavation works are located on the lot

subject to the development proposal

only. Excavation does not occur under

common walls, footings to common walls,

or freestanding boundary walls, or under

any other part of adjoining land with the

exception of the amalgamation of parking

areas for small lots.

C14 Excavation for underground parking

within 1.5m of adjacent boundaries is

accompanied by a geotechnical report

and a structural report to demonstrate

that the works will not have any adverse

effect on the neighbouring structures.

Note: Council may identify other

circumstances where these reports are

required. All reports must be prepared in

accordance with Council’s guidelines.

Council may also require the preparation

and submission of a pre-commencement

dilapidation report for properties

neighbouring the development.

C15 Permanent sub-surface support and

retention structures are set back a

minimum of 900mm from adjacent

property boundaries.



Objectives Controls

O8 To minimise opportunities for surface

water to flow to adjoining and adjacent

properties.

C16 The ground floor levels of alterations and

additions and infill development are

consistent with the levels established by

existing buildings and topography on

adjoining site, where practical.

O9 To ensure the safe and efficient

movement of vehicles within, entering

and leaving properties.

Refer to Part E of the DCP, Chapter E1

Parking and Access.



D3.10 Site faci l it ies

Site facilities include mail boxes, storage areas, garbage collection areas, clothes drying areas

and laundry facilities, aerials and the like. The potential impacts of site facilities on the overall

appearance of developments and the local streetscape need to be considered.

Objectives Controls

O1 To ensure that adequate provision is

made for essential site facilities.

O2 To ensure that site facilities are

functional and accessible to all premises

within the development.

O3 To ensure that site facilities are

thoughtfully integrated into the

development and are unobtrusive.

C1 Lockable mail boxes are centrally located

and integrated with the main building.

C2 Lockable storage space of at least 8m³

per dwelling is provided.

C3 Development incorporates adequate

garbage and recycling collection areas

that are integrated physically and visually

with other built elements such as fences,

walls, buildings and garages. Refer to

Part E of the DCP, Chapter E5 Waste

Management.

C4 For a mixed use development, only one

common television antennae is provided.

C5 The design and location of aerials, antennae, and communications dishes:

a) do not have an unreasonable impact on the architectural character of the building to which it is attached;

b) are not visually intrusive within the streetscape; and

c) do not have an unreasonable impact on the amenity of adjoining and

adjacent properties.

O4 To protect the air quality and

residential amenity.

C6 The building is designed to accommodate

venting from ground floor uses, to avoid

potential impacts from exhaust and

odour, such as cooking smells.



Objectives Controls

O5 To facilitate the use of natural resources

to dry clothes.

O6 To ensure external clothes drying areas

are suitably located.

C7 Development that includes a residential

component provides laundry facilities,

and opportunity for the provision for at

least one external clothes drying area.

C8 External clothes drying areas have access

to sunlight, and are located in a secure

place away from public spaces and

screened from public view.

Note: External drying areas may be

located in the landscaped areas.

O7 To ensure that air-conditioning units,

including external condensers, do not

have adverse streetscape or amenity

impacts.

C9 Air-conditioning units are suitably

located, enclosed or screened so the

units are not visible from the streetscape

or from adjoining or nearby properties.

C10 Air-conditioning units do not have an

unreasonable impact on the visual or

acoustic amenity of adjoining or nearby

properties. The impact on neighbours is

less than the impact on the occupants of

the site where the air-conditioning unit is

located.

Note: Noise emissions from air-

conditioning units must not exceed the

background noise levels when measured

at the boundary of the development site.

The provisions of the Protection of the

Environment Operations Act 1997 apply.

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